High Street, Heytesbury, Warminster, Wiltshire, BA12 0ED

Pub overview

This truly is a fantastic opportunity to run one of Wiltshire's most desirable destination pubs with the benefit of superior ensuite letting rooms and a discounted rent for the right operator!

Available due to ill health, the current tenants have been at the site for over 9 years and have built an excellent reputation for good food in a relaxed atmosphere. The opportunity to further develop the letting side of the business should also attract the right applicants to take on this well known and loved site.

There are two main bar areas and a snug suitable for dining. There are currently 69 covers spread through these three areas. Externally there is a patio area accessed through the main bar.

Trade space
Bars 2
Car park spaces 8
Dining rooms 3
Trade kitchens 2
Rooms to let 2
Patio areas 1

In addition to the letting rooms, there are two further rooms which could be updated for letting purposes. There is an additional two roomed managers flat with ensuite facilities, a further ensuite double bedroom, an office and a laundry room. There is the possibility of renting the rear house in the car park which belongs to a local resident, this cottage houses a further two private rooms in addition to two further ensuite letting rooms.

Private space
Private Rooms 9
Lounge 1
Double bedrooms 2
Private Kitchen 1
Bathrooms 2
Toilets 2

Rent information

Annual rent £62,000.00 per annum
Weekly rent £1,192.31 per week fixed

£62,000 per annum, £1192.31 per week fixed and subject to annual RPI increase, which is capped.  Paid weekly by direct debit. *Machine Income free of tie*

Entry Costs approx £43,800 which includes fixtures and fittings, stock, glassware, crockery, cutlery, fuel and cleaning materials, legal, brokers and stocktaking fees, training fees, schedule of condition, working capital and deposit (25% of head rent, minimum £6,000). There may be the opportunity for the right applicant to finance a maximum of 75% of the F&F costs through a Greene King assisted purchase scehme.

Brokers £675.00 Legal £825.00
Deposit £6,000.00 Stocktaking fees £150.00
Fixtures & fittings £18,000.00 Working capital £10,000.00
Other costs £8,150.00 Total entry cost £43,800.00

Agreement description

Standard Tenancy Agreement
A fixed 5 year term agreement which is contracted out of the Landlord and Tenant Act 1954
•Tie variations available
•Rent set at the start of the agreement, subject to the annual Retail Prices Index (RPI) which is capped
•Flexible pricing options available
•50/50 profit split of machines income
•Greene King is responsible for the structure of the building
•Ability to end agreement with 6 months notice at any time with standard notice fee equal to 3 months rent

You will need to estimate the turnover you expect to achieve from the pub, with regard to food and accommodation (if applicable). Barrelage figures are given to assist you with calculations.

Calculators to help you are available on the business planning section of our website.

Trading volumes

Year Beer (Brls) Wine & spirits (Ltrs) Minerals (Ltrs)
2015/16 95 1,491
2014/15 101 1,566
2013/14 115 1,326
Volume notes This pub has been free of tie for wines and spirits.


The pub is situated in the lovely Wiltshire village of Heytesbury which is located just south of Warminster on the main A36 road to Salisbury.


Trade bar
Car park
Dining area
Trade kitchen
Letting rooms
Trade patio

Current premises licence opening hours

Sun 12:00 to 23:30 Mon to Sat 11:00 to 23:00

Contact Us

Simeon Baker

Business Development Manager

Call us today 0845 607 5330

Apply online
“ The Angel is a fantastic detached coaching inn set in the pretty Wiltshire village of Heytesbury. The pub currently has two ensuite letting rooms but two further rooms could also be converted if required. There is a rear car park for 8 cars and a pleasant enclosed patio area. ”